Developer To Submit Two Visions For Stocking Works II Proposal

Stocking Works II developers will submit two proposals seeking conditional use for a mixed-use project as early as next week, Developer Allan Smith told Newtown Patch Wednesday.

Smith said he is offering two plans to allow borough officials to decide which of the proposals fit into their vision for the future of the historic downtown. Under the current borough ordinance, mixed use is allowed but requires conditional approval.

One of the plans, billed by Smith as “Plan A,” would utilize just the approximately six acres that comprise the former Stockburger Chevrolet site and the Sedia property on Penn and State streets. The mixed-use development would feature residential, retail and a two-deck parking structure. The historic Sedia residence would remain and become retail space.

The other plan, “Plan B,” is similar to the one presented informally to Borough Council in May. Plan B includes development of two additional acres -- the State Store property plus the adjacent municipal lot – and features additional civic amenities such as a creek walk, a public gathering space and an amphitheatre.

But in order to carry out Plan B, Smith needs permission from the borough to utilize the approximately one-acre municipal parking lot site. The borough currently owns the lot.  Smith, who owns the State Store property, was the former owner of the municipal lot property but donated it to the borough several years ago. Spots in the parking structure would make up for the loss of the lot, he noted.

Smith will take the first formal step in the project next week, when he said he plans to file conditional use applications for both proposals. 

Then it will be up to officials to determine which one is most appropriate, he said. If Borough Council approves both plans, Smith said he would favor Plan B.

Plan A includes 121 residential units and 28,904 square feet on six acres, Smith explained. Of those residential units, 72 will be “high end” units that will feature additional square footage and amenities. The high-end units will be located in six, three-story buildings surrounding a courtyard. The remaining units will be constructed in five mixed-use buildings, which will feature retail on the ground floor.

The high-end units will likely range from 1,200 to 2,000 square feet, Smith said. The other residential units will be on average about 850 square feet, he added.

Plan A also includes a two-deck parking structure that will house 210 spaces. There will be an additional 185 spots underground of the high-end condo buildings as well as six street parking spaces.

A creek walk and public piazza are excluded from Plan A. Also under Plan A, the 12,000 square-foot State Store will remain as is on the adjacent property.

Plan B differs from A in that it has more commercial square footage, fewer residential units and 25,000 square feet of office space.  Plan B would feature 109 residential units, 72 of which would be high end. It would include 42,707 square feet of commercial usage, however the current 12,000-square foot state store would be demolished, Smith explained.

A key difference in the two proposals is the civic amenities provided in Plan B. If the borough allows Smith to develop on the municipal lot, it would be transformed into a public gathering space that could feature a plaza with outdoor dining, a skating rink in the winter and even a retractable big screen that could air big events, like the Olympics or the World Series.

J. Robert Hillier, who recently sold his world-renowned firm, Hillier Architecture, is the architect for both proposals.

Smith said both proposals would feature interesting architectural elements that would compliment Newtown Borough’s charming features.

If and when Borough Council approves the conditional use for either or both of the plans, Smith said project engineers would then need to complete various on-site soil and water tests before formal plans would be ready to be submitted to the borough.

Once an application is submitted to the borough, the Planning Commission will review the plans.

Plan A Overview

• Utilizes approximately six acres; former Stockburger site and Sedia property.
• 121 residential units; 72 of which are high end
• Two-deck parking structure with 210 spaces
• 185 spaces in below-ground parking structure
• 28,904 square feet of commercial
• No office square footage
• State Store and municipal lot remain as-is.
• No creek walk
• No public piazza

Plan B Overview

• Utilizes approximately eight acres. In addition to land used in Plan A, Plan B would utilize State Store property and municipal lot.
• 109 residential units; 72 of which are high end
• Two-deck parking structure with 210 spaces
• 185 spaces in below-ground parking structure
• 25,000 square feet of office space
• 42,707 square feet of commercial space
• Current State Store would be demolished
• Creek walk
• Public piazza with amphitheatre, skating rink, outdoor dining, etc.